HomeMy WebLinkAbout2517 Easton Drive - Staff ReportCity of Burlingame
Design Review, Variance and Special Permit
Address: 2525 Easton Drive
Item No.
Action Item
Meeting Date: June 11, 2012
Request: Design Review, Side Setback Variance and Special Permit for declining height envelope for a first
and second story addition to an existing single family dwelling.
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions
to existing structures are exempt from environmental review, provided the addition will not result in an increase
of more than 50% of the floor area of the structures before the addition.
Applicant: Momentum Builders
Architect: Britt Rowe
Property Owners: Peter and Cheryl Jaunich
General Plan: Low Density Residential
APN: 027-195-080
Lot Area: 14,950 SF
Zoning: R-1
Project Description: The existing multi-level house with an attached one-car garage contains 3,206 SF (0.21
FAR) of floor area and has four (4) potential bedrooms. Approximately 155 SF of the existing floor area
constitutes areas under an existing deck and portion of the house with an open area more than 6'-0" in height.
The applicant is proposing an addition at the rear of the house to the basement level (51 SF), lower level (461
SF) and second level (70 SF uncovered balcony). New uncovered decking is also proposed at the lower level.
With the proposed addition, the floor area will increase to 4,470 SF (0.30 FAR) where the zoning code allows a
maximum of 5,884 SF (0.39 FAR). Planning staff would note that approximately 907 SF of the proposed floor
area constitutes areas under the existing/proposed decks and master bedroom addition with an open area
exceeding 6'-0" in height. The project is 1,414 SF below the maximum allowable floor area.
With the addition, the number of existing bedrooms is not being increased (4 existing bedrooms). Two parking
spaces, one of which must be covered, are required on site. The existing attached one-car garage is
nonconforming in length (15'-2" x 18'-4" clear interior dimensions existing where 10'-0" x 20'-0" is required). The
existing uncovered parking space is also nonconforming in length (9'-0" x 19'-6" existing where 9'-0" x 20'-0" is
required) (can be measured to the inner edge of the sidewalk). However, since there is no increase in the
number of bedrooms the minimum required number of parking spaces is provided, a Parking Variance is not
required for the existing nonconforming parking space dimensions. The applicant is requesting the following
applications:
■ Design Review for a first and second story addition to an existing single family dwelling (CS 25.57.010, a,
2);
■ Side Setback Variance along the right side property line (3'-0" existing and proposed where 7'-0" is the
minimum required) (CS 25.26.072, c, 1); and
■ Special Permit for construction exceeding the limits of the declining height envelope along the right side
property line (93 SF, 3'-3" x 26'-8" of the proposed addition extends beyond the declining height
envelope) (CS 25.26.075, a).
Design Review, Variance and Special Permit 2525 Easton Drive
2525 Easton Drive
Lot Area: 14,950 SF Plans date stamped: June 4 and Ma 2, 2012
EXISTING PROPOSED ALLOWED/REQUIRED
SETBACKS :
: . .................................................................................................................................
_........... _ ................................. _.... _........................ _................................................................................................. _................................................... ................................................ ............................... ............ _. _.... _............... _ _.. ... .... ..... ... .......... ........ _.. ... .. .. .
Side (right): ; 3'-0" 3'-0" ' 7'-0"
Rear (15t flr): ; 164'-0" (to deck) 116'-6" 15'-0"
��d f�r�� ; 199'-0" 167'-5" to balcony wall 20'-0"
Lot Coverage: : 2451 SF 3257 SF 5980 SF
16.3% 21.7% 40%
FAR: : 3206 SF 4470 SF 5884 SF
0.21 FAR 0.30 FAR 0.39 FAR z
# of bedrooms: : 4 4 ---
Parking: ; 1 covered 1 covered
(15'-2" x 18'-4") Z no change (10' x 20')
1 uncovered 1 uncovered
(9'-0" x 19'-6") 2 (9' x 20')
_. ......................................................................:.........................._.........................._.......................................................................................
Height: ; 17'-6" : 9'-4" to top of balcony wall 30'-0"
DH Envelope: ; Does not comply Special Permit required CS 25.26.075
; (93 SF e�ends beyond ;
the DHE) 3
' Side Setback Variance required along the right side property line (3'-0" existing and proposed where 7'-0" is
the minimum required) (CS 25.26.072, c, 1).
Z The existing attached one-car garage is nonconforming in length (15'-2" x 18'-4" clear interior dimensions
existing where 10'-0" x 20'-0" is required). The existing uncovered parking space is also nonconforming in
length (9'-0" x 19'-6" existing where 9'-0" x 20'-0" is required).
3 Special Permit required for construction exceeding the limits of the declining height envelope along the right
side property line (93 SF, 3'-3" x 26'-8" of the proposed addition extends beyond the declining height
envelope) (CS 25.28.035, c).
Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, City
Arborist and NPDES Coordinator.
Design Review Study Meeting: At the Planning Commission Design Review Study meeting on May 29, 2012,
the Commission had several questions and comments regarding the proposed project and voted to place the
item on the Regular Action Calendar when all questions had been addressed (May 29, 2012 Planning
Commission Minutes). The Commission asked the applicant to clarify the supports underthe proposed addition
and to consider shifting the master bedroom and bathroom away from the right side property line. Please refer
to the copy of the May 29, 2012, Planning Commission minutes included in the staff report forthe list of Planning
Commission questions.
The applicant submitted revised plans, dated June 4, 2012 and a response letter dated June 3, 2012, to address
the Commissions questions and comments. The applicant clarified that the area below the addition will be post
and beam construction; this area will not be enclosed by walls. There were no changes made to the location or
configuration of the master bedroom and bathroom. The revised plans also reflect a change in the roof
configuration above the outdoor shower off the master bathroom (see sheets A4.1, A5.1 and A5.2).
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Design Review, Variance and Special Permit
2525 Easton Drive
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
Required Findings for Variance: In order to grant a Variance the Planning Commission must find that the
following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
an potential uses of properties in the general vicinity.
Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the
following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is
appropriate.
Planning Commission Action: The Planning Commission should conduct a public hearing on the application,
and consider public testimony and the analysis contained within the staff report. Action should include specific
findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. At the public hearing the
following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
June 4, 2012, sheets A3.1, A3.1, A4.1, A5.1 and A5.2, and date stamped May 2, 2012, sheets A0.1
through A2.6, A3.3, A3.4, Boundary Survey and Topographic Map, GPR and L1;
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Design Review, Variance and Special Permit 2525 Easton Drive
2., that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staffl;
3. that any changes to the size or envelope of the basement level, lower level, main level an second level,
which would include adding or enlarging a dormer(s), shall require an amendment to this permit;
4. that the conditions of the Chief Building Official's May 15 and February 24, 2012 memos, the City
Engineer's February 29, 2012 memo, the Fire Marshal's February 13, 2012 memo, the City Arborist's
February 22, 2012, and the NPDES Coordinator's February 14, 2012 memo shall be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
6. that demolition or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
and installed on the portions of the roof not visible from the street; and that these venting details shall be
included and approved in the construction plans before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010
Edition, as amended by the City of Burlingame;
T!H� FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR
T� THE INSPECTIONS NOTED IN EACH CONDITION:
11. prior to scheduling the framing inspection the project architect or residential designer, or another
architect or residential design professional, shall provide an architectural certification that the
architectural details shown in the approved design which should be evident at framing, such as window
locations and bays, are built as shown on the approved plans; architectural certification documenting
framing compliance with approved design shall be submitted to the Building Division before the final
framing inspection shall be scheduled; and
12. that prior to final inspection, Pianning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
Ruben Hurin
Senior Planner
�
Design Review, Variance and Special Permit
c. Momentum Builders, applicant
Attachments:
Applicant's Response Letter, dated June 3, 2012
May 29, 2012 Planning Commission Minutes
Application to the Planning Commission
Variance Application
Special Permit Application
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed June 11, 2012
Aerial Photo
2525 Easton Drive
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li�orn��iuzn �uilders
2ibL Fdbert Sirece San l���irieisw Cl\ 9A1�3@ Pharic 510-Q.3tr7099�
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Date: Junc 3, 2012
Ciry of I3urlingai�ie Plannin� llcp�u-Imcnl
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JUN - � 2Gi7.
Dear City ofi 13urlingune Plannin� Commission
Ci �1' OF BU9�ING�}�?�,
CDD-?ilat��'IiVG I�I'1
�:-3
ON� OI' THE CHALLENG�S rOR AN ADDITION TO AN ORIGINAL 1927 RESIDENCE IS TRYING
TO FOLLOW CITY ORDINANCES CREATED MUCH LATER THAN THE ORIGINAL BUILD
DATE. ALTHOUGH A 3'-0" SID� SETBACK ON A RESIDENCE SEEMS TO BE TH� L',XCEPTION
THAN THE RULE THES� DAYS, I I' WAS COMMON PRACTICE IN 1927 TO MAINTAIN A 3'-0"
SIDE SETBACK & UTILIZE THE WIDTH OI�' TH� LOT.
ALTHOUGH MOVING THE ADDITION FURTHER TOWARDS THE INTERIOR OF TH� LOT
DOES REDUCE THE Mt1.SSING ON THE PROPERTY LINE, IT ALSO BECOMES SLIGHTLY IN
CONFLICT WITH THE ORIGINAL LAYOUT OF TH� RESIDENCE BY CIIANGING FLOW
PATT�RNS. CURRENTLY, TH� B�DROOMS ARE POSITION�D TO TH� FAR RIGHT OF THE
rLOOR PLAN ALLOV��ING FOR A VIEW TO THE REAR YARD LANDSCAPE. CHANGING THIS
Iu�YOUT INVOLVES RECREATING INTENDED LAYOUT & INCREASING OVERALL BUDGET.
TH� IDEA OF THE ADDITION IS TO PROPOSE AN ADDITION THAT CAN MAINTAIN THE
ORIGINAL COMPATIBILITY & S'I'YL� CONSISTENT WITH THE ORIGINAL PLANNED
DEV�LOPMENT THE Or SUBDIVISION WHILE B�ING CONSID�RATE TO OVER MASSING IN
REGARDS TO PLATE/CEILING & ROOF HEIGHT. ALSO, THE INTENTION IS TO KEEP THE
LENGTH OF THE WALL LINE ON THE 3'-0" SIDE S�TBACK TO A MINIMUM & MODEST
DIMENSION COMPARED TO AV�RAG� M. BEDROOM STANDARDS. TH� FINISH�D FLOOR
HEIGHT Or TH� ADDITION WILL BE LOWER THAN THE EXISTING STIt��T ELEVATION &
THE EXISTING LANDSCAPING WILL REALLY HELP TO MITIGATE CONCERNS.
Sincerely,
Jvnie P�uituso
Momentum Builclers
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CITY OF BURLINGAME PLANNING COMMISSION
UNAPPROVED MINUTES
Tuesday, May 29, 2012 — 7:00 p.m.
City Council Chambers — 501 Primrose Road
Burlingame, California
9. 2525 EASTON DRIVE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW, SIDE SETBACKVARIANCE
AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A FIRST AND SECOND STORY
ADDITION TO AN EXISTING SINGLE FAMILY DWELLING (MOMENTUM BUILDERS, APPLICANT;
BRITT ROWE, ARCHITECT; PETER AND CHERYL JAUNICH, PROPERTY OWNERS) STAFF
CONTACT: RUBEN HURIN
Reference staff report dated May 29, 2012, with attachments. Community Development Director Meeker
briefly presented the project description.
Questions of staff:
■ None.
Chair Gaul opened the public comment period.
Jamie Pantuso, 2762 Filbert Street, San Francisco; represented the applicant.
Commission comments:
■ Nice design.
■ Is there an opportunity to pull in the addition? (Jamie — tried to minimize the impact to the rear yard
as much as possible. There would be no room for a master closet if this were done.)
■ The right side of the existing building is close to the neighboring building.
■ On the rear elevation, the house will be on stilts? (Jamie — will be enclosed.) Concerned that the
area will not be built as shown on the plans; will require lateral support. (Jamie—will be an enclosed
area. Have thought of putting in false windows.)
■ Is this area counted towards FAR? (Jamie — yes.)
■ Clarify the supports for the rear addition.
■ Concerned about extending the non-conforming setback along the area where underFloor space is
enclosed but not useable — the area could be built without a solid wall. (Jamie — there is a lot of
vegetation between the properties that blocks views.)
■ Likes the way that the project has been stepped down the property.
• Recessing the addition would break up the wall on the right-side elevation. (Jamie — there is not a
lot of room to squeeze the addition in without impacting the living area above. Noted that the home
to the left has a courtyard in the area; the wall on that property extends the same way.)
■ Could shift the master bedroom and bath?
■ The topography and the downslope create a challenge; justifies the design approach.
■ The addition is only a one-story, elevated section; but need to address how the under area is
enclosed.
Public comments:
None.
There were no other comments from the floor and the public hearing was closed.
1
CITY OF BURL/NGAME PLANNING COMMISSION — Unapproved Minutes May 29, 2012
Additional Commission comments:
■ None.
CommissionerAuran made a motion to p/ace the item on the RegularAction Calendar when complete.
This motion was seconded by Commissioner Sargent.
Discussion of motion:
■ None.
Chair Gaul called for a vote on the motion to place this item on the Regular Action Calendar when plans
have been revised as directed. The motion passed on a voice vote 5-0-2-0 (Commissioners Vistica and
Cauchi). The Planning Commission's action is advisory and not appealable. This item concluded at 9:15
p. m.
Commissioner Terrones indicated that he would recuse himself from participating in the discussion
regarding Agenda Item 10 (1009 Capuchino Avenue) as he resides within 500-feet of the subject site. He
left the City Council Chambers.
2
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BURLINGAME
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COMMUNITY DEVELOPMEPIT DEPARTMENT • 501 PRIMROSE FZOAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • wwv+r.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
� Design Review � Variance
❑ Conditional Use Permit ❑ Special Permit
❑ Parcel #: �Z7 '" t �� '� ��C�
❑ Other:
PROJECT ADDRESS: �-� �S ���� � �\v�-�.
� Please indicate the contact person for this project
APPLICANT project contact person�C
OK to send electronic copies of documents ❑
Name: ���r�� l� c�fir f I�D�d �
Address: li ��2 �l l �p�� �� �
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PROPERTY OWNER project contact person ❑
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Address: Z�J �s �9 S Tf�� +�v w
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ARCHITECT/DESIGNER project contact pe�son ❑
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Name: i��r/� 12� �--�-
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AFFADAVIT/SIGNATUf�E: I hereby certify under penalty of pe�jury that the information given herein is true and correct to the
best of my knowledge and belief.
Applicant's signatur • — Date: � • � ���
1 am aware of the propose application and hereby ut orize the above applicant to submit this application to the Planning
Commission.
Property owner's signature: ' Date: � �� !��
Date submitted: 2' � n ��
� Verification that the project architect/designer has a valid Burlingame business license will be required by the
�inance Department at the time appliaation fees are paid.
❑ Please mark one box above with an X to indicate the contact person for this project. S:�Handouts�Pc appiication 2oos-B.handout
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V�4RI�4NCE �4PPLICAiIOIV
The Planning Commission is required by law to make fndings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the���lanning
Commission in making the decision as to whether the findings can be made for your'request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these questions.
a. Describe the exceptional or extraordinary circumstances o►' conditions applicable to
your property which do not apply to other properfies in ihis area.
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b, Explain why the variance request is necessary for the preservation and enjoyment of a
subsfantial property right and what unreasonable property loss or unnecessary
hardship might result from the denial of the application,
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c. Exp{ain why the proposed use at the proposed location will not be detrimental or
injurious to property or improvements in the vicinity or to public health, safety,
general welfare or convenience.
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d, How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and pofential uses on adjoining properfies in the genera!
vicinity?
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COMMUNITY DEVELOPMENT DEPARTMENT • SO1 PRIMROSE {20AD ��URLINGAhAE, CA 94010
p: 650.558.7250 • f: 650.686.3790 � wuvvu.burlingame.org
City of Burlingame • Community Development Department • 50i Primrase Road • P(650) 558-7250 • F(650) 696-3790 • www.buriinaame.orq
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CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
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The Planning Commission is requised by lavv to make.findings as defined by the City's Ordinance
(Code Section 25.50j. Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these
questions.
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2, Explain how the variefy of roofline, facade, exferiorfinish maferials arrd elevafions
of the proposed newstructure oraddition are consisfent with the exisfing sfructure,
sfreet and neighborhood.
3. How wi!! the proposed project be consistent with the residenfial design guidelines
adopted by fhe cify (C.S. 25.57J?
4. Explain how the removal of any frees lacafed wifhin fhe foatprint of any new
structure or addition is necessary and is consisfenf wifh fhe cify's reforesfation
requirements. Whaf mifigafion is proposed far the removal of any trees? Explain
why fhis mifigation is appropriate.
Rev. 07.2008 � See over for explanation of above questions. SPECIAL.PERMIT.APP.FORM
Explain why fhe blend ofmass, scale and dominantstructural characferistics of the
new consfrucfion oraddition are consisfent with fhe exisfingstrucfure's design and
wifh the exisfing sfreet and nerghborhood.
CITY OF BURLINGAME SPECIAL PERMIT APPLICATION
2525 EAS70N DR.:
f. PROPOSED ADDITIOIV IS A VEF�Y MODEST EXPANSION TO A RELATIVELY SMALL EXISTiNG
RESIDENCE ON A FAIRLY LARGE LOT. THE PROPOSED ADDITION TO THE LOWER LEVEL OF
THE RESIDENCE TOWARDSTHE REAR WOULD HAVE A LESSOR IMPACTTHAN AN OPTIONAL
TWO-STORY ADDITION. ADDITION HEIGHT IS FAR LESS THAN EXiSTING FROM PUBL{C STREE"T'
ELEVATION AND MASSING HAS BEEN KEPT TQ A MIN. BY KEEPIHG THE SQUARE FOflTAGE TO A
MINIMUM. ANY ADDITIONAL MASSING BY ADDING S�UARE FOOTAGE WILL BE HEAVILY SCREENED
BY EXISTING LANDSCAPE & IS CONSISTENT WITH EXISTING STREJCTURE 8� NEfGHBOAING STRUCTURES.
FROM THE STREE'[', THE ADDITION WILL BE COMPLETELY UNDEi'ECTED.
NEIGHBOR TO THE LEFT � 2517 HAS MUCH HEAVIER MASSING TOWARDS THE FRONT OF THEIR PROPERTY.
NEIGHBOR TO THE RIGHT � 2601 HAS HEAVY MASSING TQWARDS THE REAR OF THEIR PROPERTY. SUB.JECT
PROPERTY HAS NO RESIDENCE DIRECTLY ACROSS THE STREEf BECAUSE IT IS ALIGHED WITH
INTERSECTING STREET (MONTERO AVE.) CLOSEST HOUSE ACROSS THE STRE�T W4ULD BE A TWO-STORY
RESI�ENCE � 1300 MONTERO AVE. WITH STEEP PITCHED HIP & GABLE ROOFS WHlCH ARE FAR TALLER THAN
SUBJECT PROPERTY. THE ONLY NEIGHBOR WITH A DIRECT VISUAL OF PROPOSED ADDITlON IS THE
NEIGHBOR TO THE RIGHT WHO HAS EXISTING STRUCTURE SIMILAR IN SIZE & MASSlNG TO THE REAR.
2. FROM A COSMETIC/AESTHE'fIC PERSPECTIVE, THE PROPOSED ADDITION MATCHES THE EXISTING
ARCHITECTURE OF THE RESIDENCE. THE ADD1TlON FdLLOWS ORIGINAL DEVELOPMEIVT lNTENT & WOULD BE
CONSIDERED A SEAMLESS EXPANSION FRdM A DESIGN PO€NT. ALL AESTHEfIC ELEMENTS SUCH AS TRIM,
ROOFING MATERIAL, WINDOWS & SIDING OF PROPOSED ADD1TIpN W1LL MATCH EXISTING RESIDENCE.
OTHER S]MIV�R PROJEGTS IN NEIGHBORHOOD SEEMED TO HAVE DONE THE SAME THE PROPOSED
ADDITION SHALL NOT CHANGE THE GHARACTER OF THE NEIGHBORHOOD IN ANY RESPECT TO GENEHAL
PATTERN OF USE, SIZE OR DENSITY OF DEVELOPMENT.
3. PROPOSED ADDITION MAINTAENS ORIGINAL CQMPATIBILITY & STYLE CONSISTENT WITH ORIGINAL
PLANHED DEVELOPMENT OF SUBDIVISION. PARKING & GAFIAGE PATTERNS REMAIN UNTOEICHED.
ARCHITECTURAL STYLE OF PROPOSEQ ADDITIdN WILL MATCH ORIGINAL 1927 "SPANISH" REVIVAL" WITH
MATCHING TILE ROOF & SIMPLE SOLID LOOKING STUCCO SIDING FINISH. THE HEIGHT & MASS OF THE
ADDITIO�! HAS BEEN TAKEN INTO CONSIDEHATION FROM THE BEGINNING OF THIS PROJECT. ADDITION
HEIGHT IS FAR LESS THAN EX1STifVG FROM PUBLiC STREET ELEVATION POINT AND MASSING HAS BEEN
KEPT TO A M[N. BY KEEPING THE SQUARE FOOTAGE TO A MINIMUM. HEIGHT, MASS 8� BULK ARE
COMPATIBLE TO BOTH EXISTING AND SIMILAR ADJOIt�ING PROPERTIES. PROPOSED REAR ADDITION FLOOR
ELEVATIOH IS WELL BELOW EXISTING STREET ELEVATION. PROPOSED ADDITION WILL INTERFACE B� BE
SIMILAR IN SIZE & MASSING TO ADJACENT PROPERTY ON RIGHT. EXISTIIVG IANDSCAPE SHALL SOMEWHAT
MITIGATE IMPACT.
4. ORIGINAL DEVELOPMENT IS HEAVILY SCREENED BY EXISTING FOLIAGE AND LANDSCAPE. TWO TREES
WILL BE REMOVED IN THE PATH OF THE PROPOSED ADDITION. THESE "UNPROTECTED" TRESS ARE AS
FOLLOWS:
1. (E) ELEAGNUS TREE TO BE REMOVED PER LANDSCAPE PLAN.
2. (E) AUSTRALIAN BUSH CHERRY TREE TO BE REMOVED.
THESE TREES WILL 8E REMOVED IN ORDER TO PROVIDE A AREA FOR THE NEW FOOTPRINT OF THE
ADDITION. NO NEW TREES WILL BE PROPOSED DUE TO THE UNIQUE EXISTENG LANDSCAPE OM1t THE SITE.
`'a
-_- -- _�._:�'
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_._ �,;�
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� .m ��.� _� �.��,� �,�, ,� n ,. ,a,���,,�� ,n , , .n��
� Project Comments
�
Date: May 3, 2012
��
� City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
� Parks Supervisor
(650) 558-7254
From: Planning Staff
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
Subject: Request for Design Review and Side Setback Variance for a first and
second story addition at 2525 Easton Drive, zoned R-1,
APN: 027-195-080
Staff Review:
When plans are submitted for building code plan check specify and provide complete
details for any NEW Spanish Tile roof elements showing that they will comply with the
Cool Roof requirements found in the 2008 California Energy Code.
All conditions of approval as stated in the review dated 2-24-2012 will apply to this
project.
Reviewed
: 5-15-2012
i
Date
To:
From
February 10, 2012
❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review and Side Setback Variance for a first and
second story addition at 2525 Easton Avenue, zoned R-1,
APN: 027-195-080
Staff Review: February 13, 2012
1) On the plans specify that this project will comply with the 2010 California Building
Code, 2010 California Residential Code (where applicable), 2010 California
Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing
Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the
Planning Commission has approved the project prior to 5:00 p.m. on December
31, 2010 then the building permit application for that project may use the
provisions found in the 2007 California Building Codes including all amendments
� as adopted in Ordinance 1813.
�`�,2}� On the plans provide a copy of the GreenPoints checklist for this project at full
scale.
� Specify on the plans that this project will comply with the 2008 California Energy
Efficiency Standards. NOTE: Remove all references to the "2010 Energy Code."
Go to http://www.enerqy.ca.qovititle24/2008standards/ for publications and
details.
� Indicate on the plans that any new Spanish Tile roof elements will comply with
Cool Roof requirements of the 2008 California Energy Code. 2008 CEC §151 (f)
12. The 2008 Residential and Non-Residential Compliance Manuals are
available on line at http://www.enerqy.ca.qov/title24/2008standards/
� Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
� On the first page of the plans specify the following: "Any hidden conditions that
require work to be performed beyond the scope of the building permit issued for
these plans may require further City approvals including review by the Planning
Commission." The building owner, project designer, and/or contractor must
submit a Revision to the City for any work not graphically illustrated on the Job
Copy of the plans prior to performing the work.
7) Anyone who is doing business in the City must have a current City of Burlingame
business license.
8) Provide fully dimensioned plans.
9) Provide existing and proposed elevations.
10)Provide a complete demolition plan that indicates the existing walls, walis to be
demolished, new walls, and a legend. NOTE: The Demolition Permit will not
be issued and, and no work can begin, until a Building Permit has been
issued for the project.
11 n the plans specify that the roof eaves will not project within two feet of the
�property line.
�ndicate on the plans that exterior bearing walls less than five feet from the
property line will be built of one-hour fire-rated construction. (2010 CBC, Table
602)
13)Rooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the size and location of
all required egress windows on the elevation drawings.
14 dicate on the plans that a Grading Permit, if required, will be obtained from the
Department of Public Works.
15)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
16)Provide handrails at all stairs where there are four or more risers.
17)Provide lighting at all exterior landings.
NOTE: A written response to the items noted here and plans that specifically
address items 2, 3, 4, 5, 6, 11, 12, and 14 must be re-submitted before this
project can move forward far Planning Commission action.
_�---�_.�-_._-�
Reviewed �y: _'.�--�, Date:2-24-2012
�' j' `- �,
�
Project Comments
Date:
To:
From:
February 10, 2012
c� City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558- 7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review and Side Setback Variance for a first and
second story addition at 2525 Easton Avenue, zoned R-1,
APN: 027-195-080
Staff Review: February 13, 2012
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 2/29/2012
Pr�j��� C�r�rn�n�s
�.
�
- • r�T'i�
february �0', 2012
� City �ngineer
(s�o) ��a-�2�o
Q Chief Building C}fFicial
(65Q) 558-7260
{� Crty Arborist
(s�o) ��s-�2��
{} Recycking S�eeialist
(650J 558-727'i
� F'ire Marshal
{fiSQj 558-iG�O
a t�PDES �oordinator
(66Q) 342-3727
�' City Attorney
Planning �taff
Sub�eet: Request for Design Review and Side �etback Va�iance far a firsfi �:�id'
second story additi�n at 25�� Easton :�venu�, ze�ned i�-°i,
APN: {127-°�95'-t�BC}
� . . � . �
Wi�ile the project appears �c� not requir� sprink��rs based upon propos:ed ��ciitic�n
and r�rriadel, fFie project is close. i3e advised where more fi�an ane {� } addition
and/ar aiteration far which build{ng permits :are r�q�ired are made wifihin a two {2}
year perird and said afterations are made to �he pcemises ofi �he sars�e occupant. In
such circurrtstances, tne sum ofi thesa additic�ns andlor aiteratlons �anstruction ce�sts
during this twa (2j year perio� shal[ be aggregated for �he pt�rpose af calcu(afing the
rep]acement cost value fort�►�ula. Fina( deiermir�ation w�Il t�� macie anc! �h� pt�n
rev�ew �€�ase c�f'tY�e prrtject.
It is very i►nportant �hat you understand tl�e thr�shaid indicated by �MC §17;04.030,
Desagner,:'cc�ntracfior, arad awner sho�ald c��nmur�icaie �pecificalCy the ext�n� r�
c[et�oiitiort art�i re►ntsetal. Keeping rn tnind any change c�rde'rs and ade�end�rrss:
wFtich [ncre�se ti�e totaE_amaun� ofi sgu�re fo+�fage actded or rernc�cle(ed after
pl�n reviet�r wouict be applied to the sprinkler ortlinanc�:
Rev��wed b�r: � C�afe: ,;.�' � �' , .� �.
,...
Project Comments
Date
To:
February 10, 2012
{� City Engineer
(650) 558-7230
� Chiaf Building Official
(650) 558-7260
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
X City Arborist
(650) 558-7254
.-___ __
r rvri�
��---�-_ n�,�
rianni� iy �ian
Subject: Request for Design Review and Side Setback Variance for a first and
second story addition at 2525 Easton Avenue, zoned R-1,
APN: 027-795-080
Staff Review: February 13, 2012
. Identify quantity, size and species of tree that need to be removed for project.
. Tree protection needs to be provided for any tree within 20ft of construction
zone.
3. No tree may be removed on the property without permit from Parks Division
other that the ones indicated and identified on the plans that are in the
footprint of the new addition.
Reviewed by: B Disco Date: 2/22/12
Project Comments
Date:
To:
From
February 10, 2012
� City Engineer
(650) 558-7230
0 Chief Building Official
(650) 558-7260
0 City Arborist
(650) 558-7254
Planning Staff
Subject: Request for Design Review and Side Setback Variance for a first and
second story addition at 2525 Easton Avenue, zoned R-1,
APN: 027-195-080
Staff Review: February 13, 2012
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit to prevent stormwater pollution from construction activities. Project
proponent shall ensure all contractors implement Best Management Practices
(BMPs) during all phases of construction (including demolition).
When submitting plans for a building permit include a list of construction stormwater
pollution prevention BMPs as project notes and include them as a separate full size
plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached
Construction Best Management Practices (BMPs) plan sheet to comply with this
requirement. Electronic file is available for download at
http://www.flowstobay.org/bs_construction. php
(Scroll about half-way down the page and click on Construction BMP Plan
Sheet).
For assistance please contact Stephen D. at 650-342-3727
Reviewed by: j,� /�: �',
� Recycling Specialist
(650) 558-7279
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
� City Attorney
Date: 02-14-2012
aad ytr,T�o cnu�rvr,�oE
lhlater Polfution
Prevention Program
L'lean Watec l;ea:Yhu Cc>�vr�;n:icu.
� r° i s � s� _ s�
DOWNLOAD e-file at http://wvvw.flowstobay.org/bs_construction.php
Construction projects are required to implement the stormwater best mana�emenY practices (BMI'j on this pabe,
as they apply to your pr�ject. I'lease note: the �a�et seasozi begins on Qctobcr 1 and conYinues through April 3U.
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RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW, VARIANCE
AND SPECIAL PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Desiqn Review, Side Setback Variance and Special Permit for declininq heiqht envelope for a
first and second storV addition to an existinq sinqle familv dwellinq at 2525 Easton Drive, zoned
R-1, Peter and Cheryl Jaunich, 2525 Easton Drive, Burlinqame, CA, 94010, property owners,
APN: 027-195-080;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
June 11, 2012, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on
the environment, and categorical exemption, per CEQA Article 19, Section 15301 (e)(1)
of the CEQA Guidelines, which states that additions to existing structures are exempt
from environmental review, provided the addition will not result in an increase of more
than 50% of the floor area of the structures before the addition, is hereby approved.
2. Said Design Review, Side Setback Variance and Special Permit are approved subject to
the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review,
Side Setback Variance and Special Permit are set forth in the staff report, minutes, and
recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of
Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a
regular meeting of the Planning Commission held on the 11th dav of June, 2012 by the following
vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review, Side Setback Variance and
Special Permit.
2525 Easton Drive
Effective June 21, 2012
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped June 4, 2012, sheets A3.1, A3.1, A4.1, A5.1 and A5.2, and date stamped
May 2, 2012, sheets A0.1 through A2.6, A3.3, A3.4, Boundary Survey and Topographic
Map, GPR and L1;
2. that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staf�;
3. that any changes to the size or envelope of the basement level, lower level, main level
an second level, which would include adding or enlarging a dormer(s), shall require an
amendment to this permit;
4. that the conditions of the Chief Building Official's May 15 and February 24, 2012 memos,
the City Engineer's February 29, 2012 memo, the Fire Marshal's February 13, 2012
memo, the City Arborist's February 22, 2012, and the NPDES Coordinator's February
14, 2012 memo shall be met;
5. that any recycling containers, debris boxes or dumpsters for the construction project
shall be placed upon the private property, if feasible, as determined by the Community
Development Director;
6. that demolition or removal of the existing structures and any grading or earth moving on
the site shall not occur until a building permit has been issued and such site work shall
be required to comply with all the regulations of the Bay Area Air Quality Management
District;
7. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the Planning Commission, or City Council on appeal; which shall
remain a part of all sets of approved plans throughout the construction process.
Compliance with all conditions of approval is required; the conditions of approval shall
not be modified or changed without the approval of the Planning Commission, or City
Council on appeal;
8. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a
single termination and installed on the portions of the roof not visible from the street; and
that these venting details shall be included and approved in the construction plans
before a Building permit is issued;
9. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Design Review, Side Setback Variance and
Special Permit.
2525 Easton Drive
Effective June 21, 2012
Page 2
10. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2010 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
11. prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural
certification that the architectural details shown in the approved design which should be
evident at framing, such as window locations and bays, are built as shown on the
approved plans; architectural certification documenting framing compliance with
approved design shall be submitted to the Building Division before the final framing
inspection shall be scheduled; and
12. that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans.
CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT_„__
BURLINGAME 501 PRIMROSE ROAD — _
\ v � BURLINGAME, CA94010 � -
��� ' -
� PH: (650) 558-7250 � FAX: (650) 696 3790
1�
www.buriingame.org
Site: 2525 EASTON DRIVE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, JUNE 11, 2012
at 7:00 P.M. in the City Hall Council Chambers, 501
Primrose Road, Burlingame, CA:
Application for Design Review, Side Setback Variance an
Special Permit for declining height envelope for a firs
and second story addition to an existing single famil!
dwelling at 2525 EASTON DRIVE zaned R-l.
APN 027-195-080
Mailed: June 1, 2012
(Please refer to other side)
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A copy of the application and pians for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
_ - - ,_ - �.:
(Please refer to other side)
City of Burlingame
Design Review, Variance and Special Permit
Address: 2525 Easton Drive
Item No.
Design Review Study
Meeting Date: May 2S, 2012
Request: Design Review, Side Setback Variance and Special Permit for declining height envelope for a first
and second story addition to an existing single family dwelling.
Applicant: Momentum Builders
Architect: Britt Rowe
Property Owners: Peter and Cheryl Jaunich
General Plan: Low Density Residential
APN: 027-195-080
Lo#Area: 14,950 SF
Zoning: R-1
Project Description: The existing multi-level house with an attached one-car garage contains 3,206 SF (0.21
FAR) of floor area and has four (4) potential bedrooms. Approximately 155 SF of the existing floor area
constitutes areas under an existing deck and portion of the house with ar open area more than 6'-0" in height.
The applicant is proposing an addition at the rear of the house to the basement level (51 SF), lower level (461
SF) and second level (70 SF uncovered balcony). New uncovered decking is also proposed at the lower level.
With the proposed addition, the floor area will increase to 4,470 SF (0.30 FAR) wh�ere the zoning code allows a
maxim�m of 5,884 SF (0.39 FAR). Planning staff would note that approximately 907 SF of the proposed floor
area constitutes areas under the existing/proposed decks and master bedroom addition with an open area
exceeding 6'-0" in height. The project is 1,414 SF below the maximum allowabie floor area.
With the addition, the number of existing bedrooms is not being increased (4 existing bedrooms). Two parking
spaces, one of which must be covered, are required on site. The existing attached one-car garage is
nonconforming in length (15'-2" x 18'-4" clear interior dimensions existing where 10'-0" x 20'-0" is required). The
existing uncovered parking space is also nonconforming in length (9'-0" x 19'-6" existing where 9'-0" x 20'-0" is
required) (can be measured to the inner edge of the sidewalk). However, since there is no increase in the
number of bedrooms the minimum required number of parking spaces is provided, a Parking Variance is not
required for the existing nonconforming parking space dimensions. The applicant is requesting the following
applications:
■ Design Review for a first and second story addition to an existing single family dwelling (CS 25.57,010, a,
2);
■ Side Setback Variance along the right side property line (3'-0" existing and proposed where 7'-0" is the
minimum required) (CS 25.26.072, c, 1); and
■ Special Permit for construction exceeding the limits of the declining height envelope along the right side
property line (93 SF, 3'-3" x 26'-8" of the proposed addition extends beyond the declining height
envelope) (GS 25.26.075, a).
2525 Easton Drive
Lot Area: 14.950 SF
I�/l���l�[�3
PROPOSED
Plans date stamped: May 2, 2012
� ALLOWED/REQUIRED
SETBACKS
Side (righf)
Rear (15t flr):
(2°d flr):
3'-0"
164'-0" (to deck)
199'-0"
3'-0" '
116'-6"
167'-5" to balcony wall
7'-0„
15'-0"
20'-0"
' Side Setback Variance required along the right side property line (3'-0" existing and proposed where 7'-0" is
the minimum required) (CS 25.26.072, c, 1).
Design Review, Variance and Special Permit
2525 Easton Drive
2525 Easton Drive
Lot Area: 14,950 SF Plans date stamped: Ma 2, 2012
EXISTING PROPOSED ALLOWED/REQUIRED
Lot Coverage: ; 2451 SF 3257 SF 5980 SF
16.3% 21.7% 40%
FAR: 3206 SF ; 4470 SF 5884 SF
0.21 FAR 0.30 FAR 0.39 FAR 2
# of bedrooms: � 4 4 ---
Parking: ; 1 covered 1 covered
(15'-2" x 18'-4") Z no change (10' x 20')
1 uncovered 1 uncovered
(9'-0" x 19'-6") 2 (9' x 20')
Height: ; 17'-6" 9'-4" to top of balcony wail ; 30'-0"
DH Envelope: ; Does not comply ; Special Permit required CS 25.26.075
; (93 SF extends beyond �
the DHE) 3
2 The existing attached one-car garage is nonconforming in length (15'-2" x 18'-4" clear interior dimensions
existing where 10'-0" x 20'-0" is required). The existing uncovered parking space is also nonconforming in
length (9'-0" x 19'-6" existing where 9'-0" x 20'-0" is required).
3 Special Permit required for construction exceeding the limits of the declining height envelope along the right
side property line (93 SF, 3'-3" x 26'-8" of the proposed addition extends beyond the deciining height
envelope) (CS 25.28.035, c).
StafF Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, City
Arborist and NPDES Coordinator.
Ruben Hurin
Senior Planner
c. Momentum Builders, applicant
Attachments:
Application to the Planning Commission
Variance Application
Special Permit Application
Staff Comments
Photographs of Neighborhood
Notice of Public Hearing — Mailed May 18, 2012
Aerial Photo
-2-
�
BURLJNGAME
�
COMMUNITY QEVELOPMENT DEPARTMENT • 501 PRIMROSE F�OAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
.� Design Review �I Variance
❑ Conditional Use Permit ❑ Special Permit
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PROJECT ADQRESS: Z-5 �� ��i��� i'� �/�-
0 Please indicate the contact person for this project
APPLICANT project contact person,�
OK to send electronic copies of documents ❑
Narne: ���3r�i`TLl l� �f,� t I��d�
Address: ���� �/ /���!� �'��
City/State/Zip: �`'' \ V�1/�'lG I,S c> �-- ��/ �
Phone: �i a 'Y'�/'��y�
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Fax: ��,�( � �"/ � s � ��'7
PROPERTY OWNER projectcontact person ❑
OK to send electronic copies of documents ❑
Name: �P���dt'� qvv�. �'�jGi�-r ��'(�PYIIG �)
Address: Z� Z5 S g� Tf�h% ���
City/State/Zip: I�C�c�� � t'� Ci�'� e- ���i�1��
Phone: (O�C� �" � � � ' �� � �_
Fax:
E-mail: ��' '�'7 �(1 1��� 1�� a��io l��- E-mail:
ARCHITECT/DESIGNER Project contact person ❑
OK to send electronic copies of documents ❑
Name: ��Yi /� 12c� �—�-e—
Address: l��i� �• c�� ���1'Z � 1�� ��/vs ��- 1,�3 U
City/State/Zip: �f�S� /t> � C/� � 5�� �
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Fax:
❑ Parcel #: �Z7 " � �� " d��
❑ Other: _
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* Buriingame Business License#: �� ��� ���-��n��'��ti� o=�.
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PROJECT DESCRIPTION:
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AFFADAVIT/SIGNATU�E: I hereby certify under penalty of perjury that the information given herein is true and correct to the
b t f k I d e and belief
I am aware of the propose�plication and hereby ut orize the above appiicant to submit this application to the Planning
Commission.
Property owner's signature: Date: � Y� (��
�
Date submitted: 2' � � �Z
�r Verification that ihe project architect/designer has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
❑ Please mark o�e box above with an X to indicate the contact persan for this project. S:�Handouts�PC Application 2oos-a.handout
es o my now e g .� %
Applicant's signatur� _� — Date: � � � �( �
� CITY
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CITY OF BURLINGAME
VARIANCE APPLtCATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Piease type or write neatly in ink. Refer to the back of this form for assistance with these questions.
a. Describe the exceptional or extraordinary circumsfances or conditions applicable to
your properly which do not apply to ofher properfies in this area.
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b. Explain why the variance request is necessary for fhe preservation and enjoyment of a
substantial property right and what unreasonable property loss or unnecessary
hardship might result from the denial of �he applicafion.
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c. Explain why the proposed use at the proposed Iocation will not be detrimental or
injurious fo property or improvements in the vicinity or to public health, safety,
general welfare or convenience,
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d. How will the proposed project be compatible with the aesfhetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity?
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COMMUNITY DEVELOPMENT DEPARTMENT • 5O'I PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
City of Burlingame • Community Development Qepartment • SOt Primrose Road • P(650) 558-7250 • F(650} 696-3790 • www.burlinoame.ora
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CITY OF BURL[NGAME
SPECIAL PERMIT APPLICATION
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The Planning Commission is requised by �aw tn make. findings as def �ed by the City's Ordinance
(Code Section 25.50). Your answers to the following questions can assist the F'lanning
Commission in making the decision as to whether the findings can be made for your request.
Please tyrpe or write neatly in ink. Refer to the �ack of fhis form for assistance with these
questions.
1. ExplaiR why fhe blend of mass, scale and dominanf sfructurat characferistics of fhe
new consfruction or addifion are consistenf with the existingstrucfure's desigrr and
wrfh fhe exisfrng streef and neighborhood.
�.�e ��-a`�h�� .
2. Explarn how the variefy of roof line, facade, exteriar frnish materials and elevafians
ofthe praposed newsfrr�cture oraddifion are consisterrf wifh fhe existrngsfrucfure,
street and neighborhood.
3. Haw will fhe propased pruject be consisfent with the resrdenfiat desigrr guidelines
adapfed by ihe city (C.S. 25.57)?
4, Explain how fhe removal of any frees Ivcafed wifl�iR the foatprint af any new
structure or addition is r�ecessary and is consisfenf wifh fhe city's reforesfation
requirements. Whaf mitigatiorr is proposed for the removai of any frees? Expta�n
why this mifigation is appropriate.
Rev. �7.2Q08 � 5ee over for explanation of above q�estions. SPECIAL.PERMIT.APP.FORM
CITY OF BURLINGAME SPECIAL PERMIT APPLICATION
2525 EASTON DR.:
rt. PRaPOSED ADDITION IS A VEEiY MODEST EXPANSION TO A REI�tTIVELY SMALL EXISTING
RESIDENCE ON A FAIRLY IARGE LOT. THE PROPOSED ADDITION TO THE LOWER LEVEL OF
THE RESIDENCE TOWARDS THE REAR WOULD HAVE A LESSOR IMPACTTHAN AN OPTIONAL
TWO-STORY AQDITION. ADDITION HEIGHT IS FAR LESS THAN IXISTING FROM PUBLIC STREEf
ELEVATION AND MASSING NAS BEEN KEPT Ta A MIN. BY KEEPING THE SQUARE FQOTAGE TO A
MINIMUM. ANY ADDITIONAL MASSING BY ADDING SQUARE FOOTAGE WILL BE HEAVILY SC�EEfVED
BY EXISTING LANDSCAPE & IS CONSISTENT WITH EXISTING STRUCTURE & NEIGHBORING STRUCTURES.
FROM THE STREEf, THE ADDITION WILL BE CUMPLETELY UNDEi'ECTED.
NEIGHBQR TO THE LEF` � 2517 HAS MUCH HEAViER MASSING TOWARDS THE FRONT OF THEIR PROPERTY.
NEIGHBOR TO THE RIGHT � 2601 HAS HEAVY MASSING TOWARDS THE REAR �F THEIR PROPERTY. SUBJECT
PROPERTY HAS NO RESIDENCE DlRECTLY ACR05S THE STREEf BECAUSE IT IS ALIGNED WITH
INTERSECTING ST�EET (MONTERO AVE.) CLOSEST HOf1SE ACROSS THE STREET WOULD BE A 7W0-STORY
RESIQENCE � 1300 MONTERO AVE WITH STEEP PITCHED HIP & GABLE ROOFS WHICH ARE FAR TALLER THAN
SUB.JECT PROPERTI', THE ONLY NEIGHBOR WITH A DIRECT VISUAL OF PROPOSED ADDITION IS THE
NEIGHBOR TO THE RIGHT WHO HAS EXISTING STRUCTURE SIMILAR iN SIZE & MASSING TO THE REAR.
2. FROM A COSMETIC/AESTH�TIC PERSPECTiVE, THE PROPOSED ADDITION MATCHES THE EXISTING
ARCHITECTURE OF THE RESIDENCE. THE ADDITION FOLLOWS OR]GINAL DEVELOPMErtT INTENT & WOULD BE
CONSlDERED A SEAMLESS EXPANSION FROM A DE51GN PO[NT. ALL AESTHEf1C ELEMENTS SUCH AS TR1M,
ROOFIiVG MATERIAL, WINDOWS & SIDING OF PROPOSED ADDITI�N WILL MATCH EXISTING RESIDENCE.
OTHER SIMILAR PROJECTS IN NEIGHBORHOOD SEEMED TO NAVE DONE THE SAME. THE PROPOSED
ADDITION SHALL NOT CHANGE THE CHARACTER OF THE NEIGHBORHOOD IN ANY RESPECT TO GFslEHAL
PATTERN OF USE, SEZE OR DE�ISITY pF DEVELOPMENT.
3. PRdPOSED ADDITIOt� MAINTAINS ORIGINAL COMPATIBIUTY & STYLE CONSISTENT WITH ORIGINAL
PLANHED DEVELOPMEIVT QF SE1BDlVISION. PARKING & GAF3AGE PATTERNS REMAIIV UNTOf1CHED.
ARCHITECTURAL STYLE OF PROPOSED ADDITI�N WILL MATCH ORIGINAL 1927 "SPANISH" REVIVAL" W1TH
MATCHING TILE ROOF & SIMPLE SOLID LOOKING STUCCO SIDING FiNISH. THE HEIGHT & MASS OF THE
ADDITION HAS BEEN TAKEN INTd CONSIDERATION FROM THE BEGINNING OF THIS PROJECT. ADDITION
HEiGHT IS FAR LESS THAN EXISTING FRdM PUBLIC STREET ELEVATION POINT AND MASSIt�G HAS BEEN
KEPT TO A MfN. BY KEEPING THE SQUARE FOOTAGE TO A MINIMUM. HEIGHT , MASS & BULK ARE
COMPATIBLE TO BOTH EXI5TING AND SIMILAR ADJOIt�ING PROPERTIES. PROPOSED REAR ADDITION FLOOR
ELEVATION IS WELL BELOW EXISTING STREET ELEVATION. PROPOSED ADDITION WILL 1NTERFACE & BE
SIMILAR IN SIZE & MASSING TO ADJACENT PROPERT! ON RfGHT. EXISTIIVG LANDSCAPE SHALL SOMEWNAT
MITIGATE IMPACT.
4. ORIGINAL QEVELOPMENT IS HEAVILY SCREENED BY EXISTING FOLIAGE AND LANDSCAPE. TWO TREES
W[LL BE REMOVED IN THE PATH OF THE PROPOSED ADDITION. THESE "UNPROTECTED" TRESS ARE AS
FOLLOWS:
1. (Ej ELEAGNUS TREE TO BE REMOVED PER LANDSCAPE PLAN.
2. (E} AUSTRALIAN BUSH CHERRY TREE TO BE REMOVED.
THESE TREES WILL BE REMOVED lN ORDER TO PROVIDE A AREA FOFi THE tVEW FOOTPRIId'f' OF THE
ADDITION. NO NEW TREES WILL BE PROPOSED DEJE TO THE UNIQUE DCISTING LANDSCAPE Ot� THE SITE
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� Project Comments
Date: May 3, 2012
To:
0 City Engineer
(650) 558-7230
X Chief Building OfFicial
(650) 558-7260
� Parks Supervisor
(650) 558-7254
From: Planning Staff
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
0 City Attorney
Subject: Request for Design Review and Side Setback Variance for a first and
second story addition at 2525 Easton Drive, zoned R-1,
APN: 027-195-080
Staff Review:
When plans are submitted for building code plan check specify and provide complete
details for any NEW Spanish Tile roof elements showing that they will comply with the
Cool Roof requirements found in the 2008 California Energy Code.
All conditions of approval as stated in the review dated 2-24-2012 will apply to this
project.
Reviewed
: 5-15-2012
Date:
To:
From:
February 10, 2012
❑ City Engineer
(650) 5_58-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7279
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Planning Staff
Subject: Request for Design Review and Side Setba�k Variance for a first and
second story addition at 2525 Easton Avenue, zoned R-1,
APN: 027-195-080
Staff Review: February 13, 2012
1) On the plans specify that this project will comply with the 2010 California Building
Code, 2010 Califarnia Residential Code (where applicable), 2010 California
Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing
Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the
Planning Commission has approved the project prior to 5:00 p.m. on December
31, 2010 then the building permit application for that project may use the
provisions found in the 2007 California Building Codes including all amendments
� as adopted in Ordinance 1813.
� On the plans provide a copy of the GreenPoints checklist for this project at full
scale.
� Specify on the plans that this project will comply with the 2008 California Energy
Efficiency Standards. NOTE: Remove all references to the "2010 Energy Code."
Go to http•//www.enerqy.ca.qov/title24/2008standards/ for publications and
details.
4) Indicate on the plans that any new Spanish Tile roof elements will comply with
Cool Roof requirements of the 2008 California Energy Code. 2008 CEC §151 (f)
12. The 2008 Residential and Non-Residential Compliance Manuals are
available on line at http://www.enerqy.ca.aov/title2412008standards/
� Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
� 6 On the first page of the plans specify the following: "Any hidden conditions that
require work to be perFormed beyond the scope of the building permit issued for
these plans may require further City approvais including review by the Planning
Commission." The building owner, project designer, and/or contractor must
submit a Revision to the City for any work not graphically illustrated on the Job
Copy of the plans prior to performing the work.
7) Anyone who is doing business in the City must have a current City of Burlingame
business license.
8) Provide fully dimensioned plans.
9) Provide existing and proposed elevations.
10)Provide a complete demolition plan that indicates the existing walls, walls to be
demolished, new walls, and a legend. NOTE: The Demolition Permit will not
be issued and, and no work can begin, until a Building Permit has been
issued for the project.
�� n the plans specify that the roof eaves will not project within two feet of the
�property line.
�ndicate on the plans that exterior bearing walls less than five feet from the
property line will be built of one-hour fire-rated construction. (2010 CBC, Table
602)
13)Rooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements. Specify the size and location of
II required egress windows on the elevation drawings.
14 dicate on the plans that a Grading Permit, if required, will be obtained from the
Department of Public Works.
15)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
16)Provide handrails at all stairs where there are four or more risers.
17)Provide lighting at all exterior landings.
NOTE: A written response to the items noted here and plans that specifically
address items 2, 3, 4, 5, 6, 11, 12, and 14 must be re-submitted before this
project can move forward fo� Planning Commission action.
�:�.�--- �.—f--
Reviewed �y ��������1 '---.!.' �r- Date:2-24-2012
�%�� �s`� l �
�
�
Project Comments
Date:
May 3, 2012
To: � City Engineer
(650) 558-7230
� Ghief Buifding Qfficial
(650) 558-7260
X Parks Supervisor
(650j 558-7254
From: f'ianning Staff
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558=760C1
� NPDES Coordinator
(650) 342=3727
� City Attorney
Subj�cfi f�equest for d�sign F2�view an�! Side Setb��k Varianc� f�r a f�rst �nd
se�ond stnry adtli#ion at 2525 Easton D.r.ive, zoned R-1,
APN: 027-195-080
StafF Review:
1. No further comments
Reviewed by:B Disco Date: 5/8/12
Project Comments
Date:
To:
February 10, 2012
� City Engineer
(650) 558-7230
a' Chief Building Official
(650) 558-7260
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
� NPDES Coordinator
(650) 342-3727
� City Attorney
X City Arborist
(650) 558-7254
r__ _
r- rc� rii
��---�-_ „�_u
rianni��y ��aii
Subject: Request for Design Review and Side Setback Variance for a first and
second story additian at 2525 Easton Avenue, zaned R-1,
APN: 027-195-080
Staff Review: February 13, 2012
Identify quantity, size and species of tree that need to be removed for project.
Tree protection needs to be provided for any tree within 20ft of construction
zone.
3. No tree may be removed on the property without permit from Parks Division
other that the ones indicated and identified on the pians that are in the
footprint of the new addition.
Reviewed by: B Disco
Date: 2122/12
0
Project Comments
Date:
February 10, 2012
To: [� City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for Design Review and Side Setback Variance for a first and
second story addition at 2525 Easton Avenue, zoned R-1,
APN: 027-195-080
Staff Review: February 13, 2012
1. Storm drainage shall be designed to drain towards the street frontage or to the
City storm drain system.
2. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
3. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 2/29/2012
_. _ �'roject Comments
�iate: Febr�ary 'f Q, 2C112
To. � Ci#y �ngineer Q E�e�ycfing Specialist
{s�o) �5a-723o (s�a� ��s-�2��
{) C}�ief Builclir�g CQfFicial � Fire Marshal
(s�a� ��s-�2so �s��) ��s-�soo
� City �rUarisf � �lP�ES �aardinafor
(650) 5�8-7254 (6b�) 342-3727
� Cifiy f�ttorney
From: Pianning Sfaifi
��zbject. Requesi for Design Review and Side Setback Variance for a first a��d
secand story adciiti�n at 2525 EastQn Avenu�, zc�ned R-1,
APN: 027-195-080
S"fiafF Revi�w: FeEaruary 'f 3, 2t�'t 2
While th� pro�ec� appears �a r�at require sprinklers based upon �.roposed additian
and rem�ae(, fhe project is clase. Be advised v;rnere more than c�ne (� } addition
and(or a�teration far whieh building permits are required are �n.ade �ithin a iwo (2)
year p�rod �nd said a(tera�tians are rr�ade �o ��e �sremises of the same occupant. ln
such c�rcumstances, the sum ofi these additic�ns and/ar alterations cans�ruction costs
during t�is two (2) year period sha11 be aggregated for fhe purpose of calcuiating the
replacer;�ent cost va(ue formula. Fina! determinafion wil( be made and the �lan
review �Y�ase af' the �roj�ct.
It is v�rj� irnpot�ant iha� you understand the fhresho#d ind'icated by BMG §� 7.04.034.
pes��r��r; coniractor, and awnar shouid cammunicafe specifical[y the exter�t czf
demotifian artd rett�c�ciei. Keeping in mind any �hange arders and addeneCums
whicf� increase the fata[ amount vf square footage acided or remodeled after
�i'an r�view vvc�uld be applied ta �he sprinkler ardinance.
Revie�r�d by. ...�� �.-.-. -� Clate: �r' 3 �`'�.-�--- �,'��.._,._
Project Comments
Date:
1�
From
February 10, 2012
� City Engineer
(650) 558-7230
� Chief Building Official
(650) 558-7260
0 City Arborist
(650) 558-7254
Planning Staff
� Recycling Specialist
(650) 558-7271
� Fire Marshal
(650) 558-7600
X NPDES Coordinator
(650) 342-3727
0 City Attorney
Subject: Request for Design Review and Side Setback Variance for a first and
second story addition at 2525 Easton Avenue, zoned R-1,
APN: 027-195-080
Staff Review: February 13, 2012
Any construction project in the City, regardless of size, shall comply with the City
NPDES permit to prevent stormwater pollution from construction activities. Project
proponent shall ensure all contractors implement Best Management Practices
(BMPs) during all phases of construction (including demolition).
When submitting plans for a building permit include a list of construction stormwater
pollution prevention BMPs as project notes and include them as a separate full size
plan sheet, preferably 2' x 3' or larger. Project proponent may use the attached
Construction Best Management Practices (BMPs) plan sheet to comply with this
requirement. Electronic file is available for download at
http://www.flowstobay.org/bs_construction.php
(Scroll about half-way down the page and click on Construction BMP Plan
Sheet).
For assistance please contact Stephen D. at 650-342-3727
Reviewed by: j,U /L.'.1'Y
Date: 02-14-2012
�
"sAV hdA7E0 COUN7YWi0[
Water Pollution
Prevention Program
Clean Watec b!ea�thi{ I:cr,;rc�uriiu.
��nstruc�i�n �est �na�ernent Pra�t��es (�1V[1Ps)
DOdVNLOAD e-file at http://w�vw.flowstobay.org/bs_construction.php
Construction pro.jects ace required. to impfeiuent the stortnwater best manabement practices (BMP) on this page,
as tliey apply to your px•�ject. I?Iease note: the w�t seaso�� begins on pctober 1 and contialues through April 30.
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'--_—_..__________'_'____—__'_— ________'__ —__—'____—_"__—______"_"_—____--'—_— ___'__""
Storna drain polluters may be Iiable for fines of up to $10,000 per day! �
Painting & Y�int Removal
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CITY OF BURLINGAME
�COMMUNITY DEVELOPMENT DEPARTMENT '.
BURLINGAME 501 PRIMR05E ROAD ,�,� � _
BURLINGAME, CA 94010 � _
�� PH: (650) 558-7250 � FAX: (650) 696 3Z9��� �.
� � R .,� ' _
www.burlingame.org .: �
r�� F ;� s r,. =
z• -
Er..a�.� .._....-_�,-- -
Site: 2525 EASTON DRIVE
The (ity of Burlingame Planning (ommission announces the
following puhlic hearing on TUE_ SDAY. N►AY 29' Z��Z
ut 7:00 P.M. in the (ity Hall Council (hamhers, 501
Primrose Road, Burlingame, (A:
ppp►ication for Design Review, Side Set6ack Vuriance and
Special Permit for declining height envelope for a first
and second story addition to an existing single family
dwelling at 2525 EASTON DRIVE zoned R-1.
APN 027-195-080
Mailed: May 18, 2012
(Please refer to other side)
� r , �'' `�t �- ��
, L �.., . -- _
i}`` 'v� li�'•V=
pUBLIC HEAR�NG
NOTICE
Cit of Burlin ame
lans for this project may be reviewed prior to
q �opy of the app���ation and p ent Department at 501 Primrose
the meeting at the Community Developm
ame, California.
Road, Burling ou may be limited io
e the subject application(s) in court, y ublic hearing,
�{ you challeng ou or someone else raised at the p
raising only those issues y ondence delivered to the city at or
describ �hen ublic hearing�n Written corresp
prior to P onsible for informing their
Property owners who receive this notice are resp
tenants about this notice. 650 558-7250. Thank you.
For additional information, please call (. )
William Meeker ment Director
Community Develop
PUBLIC HEARING NOTICE
(please refer fo ofher side)